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Home My WebLink AboutItems Distributed Tab&Sarah Johnson Tustin, CA. 92782 Honorable Mayor and City Council Members, We are home owners in the Columbus Square community of Tustin Legacy. We attended the November 5,2018 Town Hall meeting for development of the proposed Homeless shelter project at the former ATEP site in Tustin Legacy. Below are items we feel should be worked on or looked at. We would request that you as our representatives review our concerns and in your meeting November 6th consider our concerns,questions and reading of the Specific Plan for Tustin Legacy as revised 7-18-17. We are very supportive of our City's duty to contribute to the solution of the Homeless issue in our portion of Orange County but do believe there are some planning shortfalls or misreading of the Specific Plan for Legacy that should be commented on by staff in your Council meeting. I believe your focus on this problem does not override your concern for the children attending Heritage elementary school just a short distance from the planned Homeless shelter facility. We believe that alternate locations can be found,and that taking the quick fix of putting this use in the existing ATEP site will only delude the urgency of finding the correct long term location,and may turn into the long term location once the facility is up and running. Upon reviewing the proposed planning documents of the Tustin Legacy and the zoning ordinance,we have the following concerns and comments: 1. It appears to us that the existing ATEP site is in planning area PA-1-J. This area is clearly not in PA-3 the Village of Hope location,see pages 3-6,3-13. PA-1-J is not zoned to allow Transitional housing or a Homeless shelter,see page 3-9. In fact PA-1 does not allow that type of use at all as far as we can see and the allowed uses for this planning area are noted in Section 3.5.3 If somehow the provisions of this section were to be defined to allow the Homeless shelter in PA-1 then the very same argument could be made to allow the shelter to be located in the old Army Reserve building location as its commercial zoning would seem to allow C-1 uses which under conditionally approved uses#23 is a very similar use to homeless shelters. 2. Article 9 of the zoning code seems to also allow for housing of the homeless under sections 9111 and the chart noted in section 9122. This would seem to open up numerous residential locations around Tustin and might be used to allow the shelter to be placed south of the southerly hanger near the District. 3. We also believe that a good location for this shelter,maybe even the permanent facility,could be at the city owned parcel at the intersection or Edinger and Newport Ave. This parcel along with the future Newport road/bridge extension ROW north of Edinger could be used as it does not have a zoning designation as far as we can tell. The extension of Newport Ave. I'm sure is not in the short term plan and might not even be needed at all. This area seems to be well insulated from any neighboring use that might find it objectionable. 4. We have noticed that may other cities in California use"sprung structures"(large tent's)and portable restroom/ bath trailers to house their homeless population in a temporary and more permanent manner. These types of structures can be quickly obtained and with some simple flat foundation and slab work be up and running well within the February 23,2019 deadline date if focus is applied to getting a location prepared,permitted and erected. Although we are supportive of the city efforts to locate the court required homeless facility,we do believe there are some planning issues which need to be addressed and solved prior to a final acceptance of the location recommended by staff. Thank you for your time and consideration in this matter. Please feel free to contact us with any questions you may have. Sincerely, Tab&Sarah Johnson TUSTIN LEGACY pi(Iru er Ar! Sec lion 3 3.5.3 Use Regulations (PA 1) Table 3-3 Permitted Use Regulations(PA 1) The land use regulations define permitted uses within Planning Area i, as _. shown in Table 3-3 Permitted Use Regulations(PA 1). Public/Institutional Children's intermediate care shelter' Permitted Supplemental permitted uses are provided in Table 3-4 Supplemental Permitted Use Regulations (PA i-D, G, H, K, L). These uses apply only in Limit hes and other religious institution Conditional Subplanning areas i-D,i.-G,i-H, i-K, and-i-L.Such uses would be permitted in Community college,educational campus of other educationally oriented Subplanning Area i-B only in the event an exchange of land occurs between st, Permitted the County of Orange and SOCCCD and an agreement is reached between the County and SOCCCD for County's future ownership of Subplanning Area i-I. Govt.' u„ent facility Permitted Such uses would also be permitted in Subplanning Area i-I in the event an IaN,PntUICPnIPnitidining tar lll(y Peunrtterl exchange of land does not occur between the County of Orange and SOCCCD and an agreement is not reached between the County and SOCCCD for Wisely school un liildcaw,elite' Pet wtted County's future ownership of Subplanning Area 2 I. tirhool,puyalP u,pul,b, Permitted Specifically prohibited uses are provided in Table 3-5 Prohibited Use Service Commercial Regulations(PA 2-B, D, H, I K, L)for Subplanning areas i-B, i-D, i-H, i-I, i-K, Animal rare rPnte, Permitted z-L. 1. I tithe n Suhplannnx,AI,•,I I I.a•,•.hown In I route if, Awas u,I'A I. Accessory uses and structures are permitted when customarily associated 2. „nlyuiSuhplannrngPura I B or I I a,.shown Int-Iqun•3.J.SubplanningAreas inPA I.inthe,•v,•nr,hata land evrhange ocam in'tWeon County of Orange and SOCCCU-Ind an agreement is leached between with,and subordinate to,a permitted use on the same site,and would include: rn, county .Ind solk,n; In, runty, Ionil• ownership of Srd,planninq Ai'. I-I I,r. alsn ;,ilial Requirements for Planning Area I applicable to development of an:rnunal care Centel I. • Guard houses,gates,and other security facility structures - Maintenance facilities,structures, outdoor storage • Post office Support commercial,office, retail service uses The baseline mix of uses for Subplanning areas i-B, i-D, i-H, i-K and i-L is 52 percent Education Village and 49 percent office and other nonresidential uses. The baseline mix of uses for all other suhplanning areas within Planning Area a shall he 98 percent Education Village and 2 percent commercial or other nonresidential uses. The mix of uses shall be administered by the Non- Residential Land Use/Trip Budget procedure specified in Section 4.2.4. The • purpose is to ensure that adequate circulation capacity is available to serve the proposed project. City of Tustin 3-9 TUSTIN Section 3 Le E,Gl Api All 3 Pl i>,NNING AI LAIC Al ION vIt t t cal Figure 3-2 Subplanning Areas in PA i `` 3.5.1 Purpose and Intent(PA 1) = rF t ' o F 1 i t • ' Planning Area i. is envisioned as the Education Village consisting of a broad F I mix of public-serving, office, and other non-residential uses. The Education ... ..._ MI /I ,�I Village will be an important anchor for the community with a range of public- 1 serving uses within a walkable campus setting. By virtue of its uses and dPA 1-A operation, the Education Village will be linked to many other uses and activities within the Planning Area. Its primary functions are to provide I education,training,and specific social service functions for Tustin Legacy. The Education Village is already well defined by having been the community PA 1-C support and administrative core of Marine Corps Ail Station (MCAS) Tustin. c PA 1-E Included within PA i-A is a to-acre elementary school site at the northwesterly 1 PA 1-J corner along Red Hill Avenue. The Education Village may also accommodate VALENC.IAAVENUL io acres of a law enforcement training center/animal shelter or use of the site by the South Orange County Community College District(SOCCCD), a 4-acre ', children's intermediate care shelter, and the Army Reserve Center (currently PA 1-D under construction). The Education Village will also include city-owned sites PA 1-H and a sheriff academy operated by the Rancho Santiago Community College District (RSCCD). Various office, research and development, and supporting • PA 1-6 commercial uses are permitted to complement educational uses in.PA 1. r PA 1-K a. Development Potential Summary ' VICTORY ROAD • Total Developable Area:124.5 acres • i PA 1-I Non-Residential:Max.2,229,58o sf' . - I. PA 1-L z -. I w . .:c:I PA 1-F Z� .. : PA 1-G "' KEY MAP 1 4410 - WARNER AVENUE elk �• -,.. IA,R.and Total Fluor Area square footage ranges reflect the maximum i.5,tennal development dependent upon the nus of land uses and subject to the vehicle trips allocated to the SubpLuuunq.na.t.p Itsuaot tm the Development Ago,rment and Amended And Restan•d Auieonmon'hebtmsin the Ctty mt Ti son and Iii Smith Orange County CommunityCollege[listthllarCunvrvansrofaPoiliontuiMCAS.Tustinandthei tal.dr,h,mm rir-Figure i1foltornnurnitvkrurtine tlenient, of an Advam ed Technology EMI,atonal t ampul. 3-6 City of Tustin TUSTIN LEGACY' iIreir0' Pt Ale Section 3 " r'1 t, itc it ' :'t- - 7r,A l'I'II1ors$ l E tvlEPC=i'.E1C1 3.7.2 Development Standards (PA 3) The following development standards regulate new site and building development by establishing standards for intensity, building height, open 3.7.1 Purpose and Intent(PA 3) space,and other elements. Planning Area 3 is a designated transitional/emergency housing site currently Table 3-9 Site Configuration Regulations(PA 3) operated by the Orange County Rescue Mission.This site includes the reuse of IIWy two existingbarracks (BuildingNumbers and �x MAX. 553 554) and accompanying site parking areas for an emergency homeless shelter or transitional housing for homeless persons. Supporting social services and food services are also lot ,re Hum- None allowed within this Planning Area. Floor-Area-Ratio(FAR) All areas (Anne (Lb() a. Development Potential Summary • Total Developable Area:5 acres Building Setback' ked Hill Avenue 40 ft None • Non-Residential:Max.133,294 sf `__1 " Pi ivaic'Street iii Di we io ft None Figure 3-5 Planning Area 3 I Inter lit'Side Yard 'ft None Distance between Building, n ft None Liistan,.e front At ce.,, i nty Shur Hire t ft None III KEY MAP 1. Minimum Lin,ltir-aped 4nd..an•requited within building %,'ib"i(k itieiis p.I Se,inn ).t.Mobility flan ■ Building a•tbaeks Iron ARIA',air measured from nitimai, rights-nl-way lin. r 1 1 VALENCIA AVENUL I .. T I I IPA 3 • w . VICTORY ROAD ' I I ' (il +'�I nv , al ' Lv.:r.. nr See figure 3 I for iornun'ry S i',,,,,,' rn ,'I leent i l ,,.l i City of Tustin 3-1 3 11/6/2018 Tustin, CA Code of Ordinances 9111-PURPOSE AND INTENT The purpose of this Chapter is to provide incentives for the production of housing for very low-,low-.moderate-income,senior citizens,transitional foster youth,disabled veterans and homeless persons in accordance with California Law pertaining to density bonuses.In addition,it contains provisions for a density bonus or development incentive/concession when a child care facility is to be included in an affordable housing development,or when land is donated for affordable housing under specified conditions.The intent of this Chapter is to facilitate the developmen'. of affordable housing and to implement the goals,objectives,and policies of the City's Housing Element. The regulations and procedures set forth in this Chapter shall apply throughout the City with the exception of area identified as the"MCAS Tustin Specific Plan."Sections of the Government Code referenced in this Chapter and application forms for complying with this Chapter,shall be made available to the public. (Ord.No.1484,Sec.2,10-3.17) 9112-DEFINITIONS Whenever the following terms are used in this Chapter,they shall have the meaning established by this section: "Affordable Housing Cost",means as defined in Health and Safety Code Section 50052.5.The term applies to for-sale units.In the Housing Incentive Agreement,in its sole discretion,the City or the Housing Authority,as applicable,shall exercise the options specified in Section 50052.5(b)(3)and/or(4),and if the Department of Housing and Community Development adopts regulations pursuant to Section 50052.5(c),the City or the Housing Authority shall consider the regulations for purposes of determining Affordable Housing Cost. "Specific Adverse impact"means a significant,quantifiable,direct or unavoidable impact based on objective,identified written public health or safety standards,policies,or conditions as they existed on the date the application was deemed complete. "Affordable Rent"means as defined in Health and Safety Code Section 50053.The term applies to rental units. "Applicant"means a developer or owner who desires to construct five(5)or more dwelling units. "Child Care Facility"means a child day care facility other than a family day care home,including,but not limited to,infant centers.preschools,extended day care facilities,and school age child care centers. "Common Interest Development"means a community apartment protect.a condominium project.a planned development.or a stock cooperative as defined in Section 1351 of the Civil Code. "Concession or Incentive"means the concession(s)and incentives)as specified in Government Code Section 65915(k)and$ertton 91a "Density Bonus"means a density increase over the otherwise maximum allowable residential density,as of the date of application by the applicant to the City.The applicant may elect to accept a lesser percentage of density bonus.The amount of density bonus to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in Sertinn 9121. "Density Bonus Units"means those residential units granted pursuant to the provisions of this Chapter which exceed the otherwise maximum allowable residential density for the development site.When calculating the number of permitted density bonus units,any fractions of units shall be rounded Lottie next whole number. "Development Standards"includes a site or construction conditions,including,but not limited to,a height limitation,a setback requirement,a floor area ratio.an onsite open space requirement,or a parking ratio that applies to a residential development pursuant to any ordinance, general plan element.specific plan,charter,or other local condition,law.policy,resolution,or regulation. "Director"means the City's Director of Community Development or designee. "Housing Authority"means the Tustin Housing Authority • _ "Housing Development"means construction protects consisting of five(S)or more residential units,including single-family,multifamily units,and mixed-use developments for sale or for rent."Housing development"also includes a subdivision or common interest development, approved by the City and consists of residential units or unimproved residential lots and either a project to substantially rehabilitate and convert an existing commercial building to residential use or the substantial rehabilitation of an existing multifamily dwelling,as defined in subdivision Idl of Section 65863.4 of the Government Code,where the result of the rehabilitation would be a net increase of at least five(5)or more residential units.The residential units shall be on contiguous sites that are the subject of one(1)development application,but do nor have to be based upon individual subdivision maps or parcels.The density bonus shall be permitted in geographic areas of the housing development other than the areas where the units for the lower income households are located. "Housing Incentive Agreement"means a legally binding agreement between an applicant and the City and/or the Housing Authority to ensure that the requirements of this Chapter are satisfied.The agreement among other things shall establish the number of targeted units,size, location,terms and conditions of afford ability,production schedule,and may be part of a larger disposition and development or regulatory agreement. "Lower Income Household"means households whose income does not exceed the lower income limits applicable to Orange County,as published and periodically updated by the State Department of Housing and Community Development pursuant to Section 50079.5 of the Health and Safety Code. "Major Transit Stop"means a site containing an existing rail station or the intersection of two 121 or more major bus routes with a frequency of service interval of fifteen(15)minutes of less during the rnotiiiug and after nom peak commute periods,and includes any major transit stop that is included in an applicable regional transportation plan. "Maximum Allowable Residential Density'means the density allowed under the zoning ordinance and land use element of the general plan,or if a range of density is permitted,means the maximum allowable density for the specific zoning range and land use element of the general plan applicable to the project.Where the density allowed under the zoning ordinance is inconsistent with the density allowed under the land use element of the general plan,the general plan density shall prevail with the exception of the MCAS Tustin Specific Plan,which excludes the density bonus allowed by this Chapter. "Non-Restricted Unit"means all units within a housing development excluding the targeted units. "Persons and Families of Moderate Income"means persons and families of low or moderate income whose income exceeds the income limit for lower income households and as defined in Health and Safety Code Section 50093. "Persons and families of Low or Moderate Income"means persons and families whose income does not exceed one hundred twenty(120)percent of area median income adjusted for family size by the State Department of Housing and Community Development in accordance with adjustment factors adopted and amended from time to time by the United States Department of Housing and Urban Development pursuant to Section 8 of the United States Housing Act of 1937. "Senior Citizen"means,a person sixty-two(621 years of age or older,or fifty-five(55)years of age living in a senior citizen housing development. 1/2 11/6/2018 Tustin, CA Code of Ordinances 9122-DENSITY BONUS (1) The amount of density bonus to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in Section 9121(a)as follows: • Target Percentage Density Additional Additional Group of Bonus Target Density Target Units Units Bonus (excluding Density Bonus Units) Low- 10 percent 20 percent Each 1 percent increase • 1.5 percent,maximum 35 percent Income Very Low 5 percent 20 percent Each 1 percent increase 2.5 percent,maximum 35 percent Income 2 Moderate 10 percent 5 percent Each 1 percent increase 1.0 percent,maximum 35 percent Income 3 Senior 20 percent N/A N/A Citizen Housing 4 Transitional 10 percent •20 percent foster youth, disabled veterans or homeless persons s Very Low 10 percent 15 percent Each 1 percent increase 1.0 percent,maximum 35 percent Income under Land Donation" For housing development meeting the criteria of Section 9121(a)(1) For housing development meeting the criteria of Section 9121(a)(2) For housing development meeting the criteria of Section 9121(a114) For housing development meeting the criteria of Section 9121(a)(3) for housing development meeting the criteria of Section 9121(a)(5) 1. For housing development meeting the criteria of Section 9t21(b) (Ord.No.1484,Sec.5,t0-3-17) 1/i 11/6/2018 ALTERNATIVES TO AT E P KEEPING OUR CHILDREN SAFE WHILE SOLVING THE NEEDS OF THE CITY COSTIN TUCULESCU &elf- 77077 \. • - - / • j. -, -‘, ‘,; 1-7\\IiktiV GOALS Ensure the safety of our children by not placing any increased risk to them in the vicinity of an Elementary school Ability to enforce anti-camping laws ASAP 1 11/6/2018 PLAN A Identify alternative location to ATEP building,far away from schools Immediately begin work on a temporary shelter that meets requirements for Tustin to being enforcing anti-camping laws Leverage temporary buildings/structures to achieve this quickly(truly temporary) Leverage private management group so that environmental survey is not required Enforcement achieved in 60-90 days In parallel,begin work on permanent solution in an industrial area Expedite zoning work �r Tustin community is motivated and mobilized to help the City achieve these goals r - \17,\\ w 50' per person => 2500 sq ft total SHELTERS LIKE SAN DIEGO'S $25/sq ft—non-isulated(thank you cali weather) ..i iviewolorspior.--.,-..-... „. „, a ALPHA PROJECT $62,500 2 11/6/2018 —860 square feet - $35,000 for the shelters O $9000 for lighting`1 * $1500 shipment ZUMRO SHELTERS 16 cots—20 cots per she ter Deployed in a few days Not for long term deployment—3-6 months max 3 total shelters =—$150K /17umro.comtproductsimode -860-sl elter-system/ I 40'x 60' _> 2800 square feet $14,300 TRUSS ARCH Weather resistant(California winter) SHELTERS TENTS 2 tents= —$28,600 3 11/6/2018 AVARIETY OF OPTIONS • Quick to deploy Affordable • Humane .____ \ ..... \ , , ./ T ;. r . . . . . ‘ . 4...:,,kv PLAN B Continue with ATEP building Kids pulled out of Heritage Tustin community will continue Drop in new home sales to fight the City ' Families moving out of Tustin • Recalls • Lawsuits • Wasted time • Wasted energy • Discord in the community • Continued bad PR for the City /• �!. \ ,' \, . ' -7\,, 4 11/6/2018 The clear right choice for Tustin... LETS WORK TOGETHER TO MAKETHISA "WIN-WIN" FOR THE COMMUNITY VOTE FOR AN ALTERNATIVE LOCATION FOR THE EMERGENCY HOMELESS SHELTER AWAY FROM SCHOOLS -717r7-7-'----77-- ----- /. : 1' . 1 1 , '-- 7 ''''// ' . ' . . / / "'4'1. / ti:i I . \ i \ .\ \ .\ -\. -777 THANK YOU Costin Tuculescu - — • ''/ '."7-• ,,,,' "• -/- ' . - - "i, • . '' " •wm---- , ,/ , - /- 747 � ��' Vit_ \ \\\J 5